1512 Q St
Sacramento 95811 · Downtown · City of Sacramento · Coordinates: 38.57026, -121.48945
Executive Verdict · Public-Records Synthesis
Zoned RMX-SPD in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $861,000 ($758,000–$964,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone RMX-SPD allows residential use qualifying for ministerial ADU review under state law (14 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$165,600 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Sep 30, 2025).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
- ✓ Above-average reinvestment in Downtown
162 substantial renovation & housing permits over 24 months (114.0 per 1,000 parcels vs. 30.4 citywide baseline) (#33 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Downtown)
Watchouts & Due Diligence
- ! Mapped flood awareness zone (Zone X: reduced flood risk due to levee)
all of the lot of the parcel intersects Zone X: reduced flood risk due to levee. Outside mandatory federal SFHA insurance rules, but check local drainage and finished-floor requirements.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: Sakura Apartments - Affordable Housing Mixed Use (0.24 mi S, issued). Inspect timeline history before assuming near-term completion.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · HCD APR (½-mile radius)
- ! Year 1 Prop 13 tax reset (~$10,265/yr at $861,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$855/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector
Parcel & Assessor
- Lot size:
- 6,534 sq ft (0.15 ac)
- Assessor use:
- Residential · Two Family · Duplex
- Tax rate area:
- 03110
- Addresses on lot:
- 1512 Q ST; 1512 Q ST APT A APT A; 1512 Q ST APT B APT B
Zoning & Land Use
RMX-SPD — Residential Mixed Use Zone (R)
2040 General Plan: Residential Mixed Use (FAR up to 8)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned RMX (mixed use): state law allows ADUs where homes are allowed. On a multifamily lot the state allowance is different: ADUs in non-living space of the building, plus up to eight detached ADUs.
- SB 9: two homes on the lotUnlikely
Zoned RMX (mixed use), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned RMX (mixed use), not a single-family residential zone.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- Not in a State-mapped fire hazard severity zone
- FEMA National Flood Hazard Layer
- Zone X: reduced flood risk due to levee (all of the lot) · FIRM panel 06067C0180J, effective June 16, 2015
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $758,000 – $964,000 · Status: Off market
HUD Small Area FMR (ZIP 95811) · FY 2026
Studio $1,840 · 1BR $1,930 · 2BR $2,380 · 3BR $3,170 · 4BR $3,650
Nearby Activity (½ mile radius, since November 2024)
49 active or recent development projects (988 housing units across completed, permitted, and pipeline stages) and 752 total building permits recorded within ½ mile.
- New construction18 permits (268 units)
- Adds housing (ADU)33 permits (54 units)
- Demolition6 permits
- Additions & renovations119 permits
- Building systems435 permits
- Repairs32 permits
- Other109 permits
Developments Deserving Closer Investigation & Active Area Builders
- Sakura Apartments - Affordable Housing Mixed Use (Issued)0.24 mi S
Active in "Issued" for 2.8 yr (first record Jan 29, 2024) with no new permit activity recorded in 15 mo. High-impact scale (134 housing units, 133 deed-restricted affordable, $16,753,756 declared valuation across 25 permits). current_status changed to "Process Wait" in snapshot Nov 1, 2026.
- 2131 16th Street Modular Mixed-Use Building (Entitled)0.35 mi S
In "Entitled" for 4.5 yr (since May 26, 2022), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (41 housing units, $1,776,031 declared valuation across 4 permits).
- 10th & R Mixed Use (Entitled)0.41 mi W
In "Entitled" for 2.7 yr (since Feb 29, 2024), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (27 housing units, $7,500,000 declared valuation across 1 permit).
- 21Q Apartments (Fee estimate)0.48 mi E
In "Fee estimate" for 4.2 yr (since Aug 24, 2022), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (248 housing units, $65,000,000 declared valuation across 2 permits).
Entity-resolved builders & contractors in ½ mile: Larsen Home Design And Contruction (1 on parcel, 1 in ½ mi · Accessory dwelling unit (new or conversion)); As Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Rittenbach Roofing And Waterproofing (1 on parcel, 1 in ½ mi · Roof replacement); Grupe Homes (44 in ½ mi · New single-family home); Icon General Contractors (40 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (4 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2520523 | Plan revision / deferred submittal | Complete | App. Sep 30, 2025 | — | EPC - REVISION TO COM-2427479 - Underground Electrical Lines cancelled. Current Overhead service to move from the Easte… |
| COM-2427479 | Accessory dwelling unit (new or conversion) | Finaled | Iss. Jun 23, 2025 | $150,000 | EPC - Remodel/Conversion Split existing down-stairs unit into 2 units. (B & C). New overhead electrical panels for 3 … |
| RES-2323150 | Roof replacement | Finaled | Iss. Nov 16, 2023 | $18,490 | Roof Permit: This project will be preform as a overlay system with a sheathing underlayment. Tear off, re-sheet, install… |
| RES-1905822 | Roof replacement | Finaled | Iss. Apr 4, 2019 | $16,625 | Tear Off - Yes, Resheet - Yes, 1 layer(s), 15 squares of 30yr Laminated Dimensional Composition. In-progress inspection … |
State HCD Housing Element APR records on this parcel: 1 entry (report years 2025).